Privacy Policy
BACKGROUND:
Property118 Ltd understands that your privacy is important to you and that you care about how your personal data is used and shared online. We respect and value the privacy of everyone who visits this website,
www.property118.com (“Our Site”) and will only collect and use personal data in ways that are described here, and in a manner that is consistent with Our obligations and your rights under the law.
Please read this Privacy Policy carefully and ensure that you understand it. Your acceptance of Our Privacy Policy is deemed to occur upon your first use of Our Site
. If you do not accept and agree with this Privacy Policy, you must stop using Our Site immediately.
- Definitions and Interpretation
In this Policy the following terms shall have the following meanings:
“Account” |
means an account required to access and/or use certain areas and features of Our Site; |
“Cookie” |
means a small text file placed on your computer or device by Our Site when you visit certain parts of Our Site and/or when you use certain features of Our Site. Details of the Cookies used by Our Site are set out in section 13, below; |
“Cookie Law” |
means the relevant parts of the Privacy and Electronic Communications (EC Directive) Regulations 2003; |
“personal data” |
means any and all data that relates to an identifiable person who can be directly or indirectly identified from that data. In this case, it means personal data that you give to Us via Our Site. This definition shall, where applicable, incorporate the definitions provided in the EU Regulation 2016/679 – the General Data Protection Regulation (“GDPR”); and |
“We/Us/Our” |
Means Property118 Ltd , a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB. |
- Information About Us
- Our Site is owned and operated by Property118 Ltd, a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- Our VAT number is 990 0332 34.
- Our Data Protection Officer is Neil Patterson, and can be contacted by email at npatterson@property118.com, by telephone on 01603 489118, or by post at 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- What Does This Policy Cover?
This Privacy Policy applies only to your use of Our Site. Our Site may contain links to other websites. Please note that We have no control over how your data is collected, stored, or used by other websites and We advise you to check the privacy policies of any such websites before providing any data to them.
- Your Rights
- As a data subject, you have the following rights under the GDPR, which this Policy and Our use of personal data have been designed to uphold:
- The right to be informed about Our collection and use of personal data;
- The right of access to the personal data We hold about you (see section 12);
- The right to rectification if any personal data We hold about you is inaccurate or incomplete (please contact Us using the details in section 14);
- The right to be forgotten – i.e. the right to ask Us to delete any personal data We hold about you (We only hold your personal data for a limited time, as explained in section 6 but if you would like Us to delete it sooner, please contact Us using the details in section 14);
- The right to restrict (i.e. prevent) the processing of your personal data;
- The right to data portability (obtaining a copy of your personal data to re-use with another service or organisation);
- The right to object to Us using your personal data for particular purposes; and
- If you have any cause for complaint about Our use of your personal data, please contact Us using the details provided in section 14 and We will do Our best to solve the problem for you. If We are unable to help, you also have the right to lodge a complaint with the UK’s supervisory authority, the Information Commissioner’s Office.
- For further information about your rights, please contact the Information Commissioner’s Office or your local Citizens Advice Bureau.
- What Data Do We Collect?
Depending upon your use of Our Site, We may collect some or all of the following personal data (please also see section 13 on Our use of Cookies and similar technologies):
- Name;
- Date of birth;
- Address and post code;
- Business/company name and trading status;
- Number of properties owned;
- Accountants details;
- Contact information such as email addresses and telephone numbers;
- Proof of residence and ID;
- Financial information such as income and tax status;
- Landlords insurance renewal dates;
- Property Portfolio details such as value and mortgage outstanding;
- How Do We Use Your Data?
- All personal data is processed and stored securely, for no longer than is necessary in light of the reason(s) for which it was first collected. We will comply with Our obligations and safeguard your rights under the GDPR at all times. For more details on security see section 7, below.
- Our use of your personal data will always have a lawful basis, either because it is necessary for our performance of a contract with you, because you have consented to our use of your personal data (e.g. by subscribing to emails), or because it is in our legitimate interests. Specifically, we may use your data for the following purposes:
- Providing and managing your access to Our Site;
- Supplying our products and or services to you (please note that We require your personal data in order to enter into a contract with you);
- Personalising and tailoring our products and or services for you;
- Replying to emails from you;
- Supplying you with emails that you have opted into (you may unsubscribe or opt-out at any time by the unsubscribe link at the bottom of all emails;
- Analysing your use of our site and gathering feedback to enable us to continually improve our site and your user experience;
- Provide information to our partner service and product suppliers at your request.
- With your permission and/or where permitted by law, We may also use your data for marketing purposes which may include contacting you by email and or telephone with information, news and offers on our products and or We will not, however, send you any unsolicited marketing or spam and will take all reasonable steps to ensure that We fully protect your rights and comply with Our obligations under the GDPR and the Privacy and Electronic Communications (EC Directive) Regulations 2003.
- You have the right to withdraw your consent to us using your personal data at any time, and to request that we delete it.
- We do not keep your personal data for any longer than is necessary in light of the reason(s) for which it was first collected. Data will therefore be retained for the following periods (or its retention will be determined on the following bases):
- Member profile information is collected with your consent and can be amended or deleted at any time by you;
- Anti-Money Laundering information and tax consultancy records are to be kept as required by law for up to seven years.
- How and Where Do We Store Your Data?
- We only keep your personal data for as long as We need to in order to use it as described above in section 6, and/or for as long as We have your permission to keep it.
- Some or all of your data may be stored outside of the European Economic Area (“the EEA”) (The EEA consists of all EU member states, plus Norway, Iceland, and Liechtenstein). You are deemed to accept and agree to this by using our site and submitting information to Us. If we do store data outside the EEA, we will take all reasonable steps to ensure that your data is treated as safely and securely as it would be within the UK and under the GDPR
- Data security is very important to Us, and to protect your data We have taken suitable measures to safeguard and secure data collected through Our Site.
- Do We Share Your Data?
- We may share your data with other partner companies in for the purpose of supplying products or services you have requested.
- We may sometimes contract with third parties to supply products and services to you on Our behalf. Where any of your data is required for such a purpose, We will take all reasonable steps to ensure that your data will be handled safely, securely, and in accordance with your rights, Our obligations, and the obligations of the third party under the law.
- We may compile statistics about the use of Our Site including data on traffic, usage patterns, user numbers, sales, and other information. All such data will be anonymised and will not include any personally identifying data, or any anonymised data that can be combined with other data and used to identify you. We may from time to time share such data with third parties such as prospective investors, affiliates, partners, and advertisers. Data will only be shared and used within the bounds of the law.
- In certain circumstances, We may be legally required to share certain data held by Us, which may include your personal data, for example, where We are involved in legal proceedings, where We are complying with legal requirements, a court order, or a governmental authority.
- What Happens If Our Business Changes Hands?
- We may, from time to time, expand or reduce Our business and this may involve the sale and/or the transfer of control of all or part of Our business. Any personal data that you have provided will, where it is relevant to any part of Our business that is being transferred, be transferred along with that part and the new owner or newly controlling party will, under the terms of this Privacy Policy, be permitted to use that data only for the same purposes for which it was originally collected by Us.
- How Can You Control Your Data?
- In addition to your rights under the GDPR, set out in section 4, we aim to give you strong controls on Our use of your data for direct marketing purposes including the ability to opt-out of receiving emails from Us which you may do by unsubscribing using the links provided in Our emails.
- Your Right to Withhold Information
- You may access certain areas of Our Site without providing any data at all. However, to use all features and functions available on Our Site you may be required to submit or allow for the collection of certain data.
- You may restrict Our use of Cookies. For more information, see section 13.
- How Can You Access Your Data?
You have the right to ask for a copy of any of your personal data held by Us (where such data is held). Under the GDPR, no fee is payable and We will provide any and all information in response to your request free of charge. Please contact Us for more details at info@property118.com, or using the contact details below in section 14.
- Our Use of Cookies
- Our Site may place and access certain first party Cookies on your computer or device. First party Cookies are those placed directly by Us and are used only by Us. We use Cookies to facilitate and improve your experience of Our Site and to provide and improve Our products AND/OR We have carefully chosen these Cookies and have taken steps to ensure that your privacy and personal data is protected and respected at all times.
- All Cookies used by and on Our Site are used in accordance with current Cookie Law.
- Before Cookies are placed on your computer or device, you will be shown a cookie prompt requesting your consent to set those Cookies. By giving your consent to the placing of Cookies you are enabling Us to provide the best possible experience and service to you. You may, if you wish, deny consent to the placing of Cookies; however certain features of Our Site may not function fully or as intended. You will be given the opportunity to allow only first party Cookies and block third party Cookies.
- Certain features of Our Site depend on Cookies to function. Cookie Law deems these Cookies to be “strictly necessary”. These Cookies are shown below in section 13.5. Your consent will not be sought to place these Cookies, but it is still important that you are aware of them. You may still block these Cookies by changing your internet browser’s settings as detailed below in section 13.9, but please be aware that Our Site may not work properly if you do so. We have taken great care to ensure that your privacy is not at risk by allowing them.
- The following first party Cookies may be placed on your computer or device:
Name of Cookie |
Purpose |
Strictly Necessary |
JSESSIONID |
Used only to collect performance data, with any identifiable data obfuscated |
No |
__cfduid |
This cookie is strictly necessary for Cloudflare's security features and cannot be turned off. |
Yes |
- Our Site uses analytics services provided by Google Analytics and Facebook. Website analytics refers to a set of tools used to collect and analyse anonymous usage information, enabling Us to better understand how Our Site is used. This, in turn, enables Us to improve Our Site and the products AND/OR services offered through it. You do not have to allow Us to use these Cookies, however whilst Our use of them does not pose any risk to your privacy or your safe use of Our Site, it does enable Us to continually improve Our Site, making it a better and more useful experience for you.
- The analytics service(s) used by Our Site use(s) Cookies to gather the required information.
- The analytics service(s) used by Our Site use(s) the following Cookies:
Name of Cookie |
First / Third Party |
Provider |
Purpose |
__utma, __utmb, __utmc, __utmt, __utmz |
First |
Google |
Helps to understand how their visitors engage with our website |
_fbp |
First |
Facebook |
Helps to understand how their visitors engage with our website |
- In addition to the controls that We provide, you can choose to enable or disable Cookies in your internet browser. Most internet browsers also enable you to choose whether you wish to disable all cookies or only third party cookies. By default, most internet browsers accept Cookies but this can be changed. For further details, please consult the help menu in your internet browser or the documentation that came with your device.
- You can choose to delete Cookies on your computer or device at any time, however you may lose any information that enables you to access Our Site more quickly and efficiently including, but not limited to, login and personalisation settings.
- It is recommended that you keep your internet browser and operating system up-to-date and that you consult the help and guidance provided by the developer of your internet browser and manufacturer of your computer or device if you are unsure about adjusting your privacy settings.
- Contacting Us
If you have any questions about Our Site or this Privacy Policy, please contact Us by email at info@property118.com, by telephone on 01603 489118, or by post at 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB. Please ensure that your query is clear, particularly if it is a request for information about the data We hold about you (as under section 12, above).
- Changes to Our Privacy Policy
We may change this Privacy Policy from time to time (for example, if the law changes). Any changes will be immediately posted on Our Site and you will be deemed to have accepted the terms of the Privacy Policy on your first use of Our Site following the alterations. We recommend that you check this page regularly to keep up-to-date.
Judith Wordsworth
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Sign Up15:16 PM, 5th May 2022, About 3 years ago
Reply to the comment left by LaLo at 05/05/2022 - 14:05The 3rd person is not renting from the landlord therefore there is no contract or tenancy between the landlord and this 3rd person
Graham Bowcock
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Sign Up15:24 PM, 5th May 2022, About 3 years ago
Reply to the comment left by Helen at 05/05/2022 - 14:39
If the original named tenants moev out then the landlord must not collect rent from anyone who remains at the property.
Landlords must always be careful to deal with the named tenants only; this includes adressing rent demands, correspondence and rent colection. It is easy to drift out of formality (e.g. dealing with a party for the sake of simplicity) but must be avoided.
If the landlord maintains a relationship with the named tenants they remain fully responsible and are the ones who would need to provide vacant possession when required.
NewYorkie
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Sign Up15:32 PM, 5th May 2022, About 3 years ago
Reply to the comment left by Graham Bowcock at 05/05/2022 - 15:24
But, how do you get the 'trespasser' out?
Kate Mellor
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Sign Up16:17 PM, 5th May 2022, About 3 years ago
Reply to the comment left by Judith Wordsworth at 05/05/2022 - 15:14
Personally I feel there is significant ambiguity around the responsibility split for landlords, as opposed to tenants with lodgers, and I always err on the side of caution and assume I will be held liable where there is any doubt. I believe the professional landlord has the highest level of expectation placed on them and there is no excuse accepted by the court that you as landlord just didn't know there was someone else living in the property as you are EXPECTED to know (regardless if that is fair or not). For example you will see that the definition of an HMO refers to 'occupiers' and not tenants, therefore you can be quite sure that the professional landlord will be carrying the bag for any lodgers or even non-paying lodgers that push a property into an HMO classification where a license is required and not obtained, why would I assume any different for R2R checks? Better safe than sorry I always say.
Simon M
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Sign Up17:54 PM, 5th May 2022, About 3 years ago
Don't lose sight of the fact that the tenancy agreement is a legal contract that determines the rights and responsibilities between you and the tenant. Your tenancy agreement should have a clause explicitly fhaf explicitly prevents sub-letting.
By starting to sub-let early on suggests they know exactly what they're doing - they may well have played this game before.
The agent advice is wrong. If they are managing agents they should follow it through, not gain from extra management fees. If you charge a higher price then a court will conclude you agreed to vary the tenancy without the subtenant having responsibilities. What if this subtenant leaves and your tenants move someone else in?
The rent was for 2 adults and the extra room if they had a child. It was for a certain level of wear & tear and repairs by 2 adults who had accepted the legal responsibilities. The 3rd adult has not - so will be more costly.
Your tenants are probably responsible for the R2R check and all other legal obligations. They can just give their lodger notice to leave. That's much easier than the eviction process. I'd push back hard.
budd
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Sign Up19:46 PM, 5th May 2022, About 3 years ago
Reply to the comment left by Graham Bowcock at 05/05/2022 - 12:37
It would make a HMO. 2 or more house hold more than twoo people.
Darren Peters
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Sign Up19:49 PM, 5th May 2022, About 3 years ago
Reply to the comment left by Kate Mellor at 05/05/2022 - 13:45
What if the third person refuses to provide details for R2R check?
What if they provide details but they don't have the right to rent? Ie what is the process for removing?
Kate Mellor
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Sign Up12:46 PM, 6th May 2022, About 3 years ago
Reply to the comment left by Darren Peters at 05/05/2022 - 19:49
When it's happened with my tenants it has always been an instance of a new partner moving in and I've just explained that I need the information to fulfil my legal obligations and there hasn't been an issue with non-compliance. Once they know you know, they don't want to risk rocking the boat. I actually prefer to let new partners move in as 'permitted occupiers' because it means that if the relationship falters there's no question of who leaves the property and the original tenant keeps control of their home. It's much easier for them and for you.
This is not the same in the case given here, but if you approach your tenant in a non-aggressive way just stating that you need to legally check the details of any adult living in the property the tenant themselves should provide this as it's their tenancy they're risking. If they refuse, I suspect you will have more problems than this from that tenant and you should give them S21 as soon as you are able before the powers that be remove that option. It's harder when you are dealing with an agent though as you don't have any control over their approach and whether they alienate your tenants.
If your property is in a non-selective licensing area and you have the details of the lodger, I'd be tempted to just let them get on with it. They retain responsibility for the full rent, and any property damage.
The reality is that tenants do this stuff if it suits them and they can either do it on your terms or behind your back. If you decide it's a 'No' from you, then you have the issue of evicting and starting again if they don't remove the lodger, which is expensive.
Cost of living and especially renting is going through the roof and the reality is people need to find more creative ways of making ends meet and I personally am against the whole restrictions on small HMOs because that's how young people or single people managed in my day and it worked well. Now it's impossible for single people unless they live in a structured HMO, paying through the nose for the extra external management involved with big HMOs and at the whim of someone else as to who you've got to share a home with. YUCK. (Just my personal soap-box moment sorry).
As to part 2 of your question, the person is already there, so the problem already exists. I've never looked into this because I've never had anyone come up without the right to rent and our checks are done before the person moves in. You'll need to look into that specifically. Gov.UK website does state lodgers need right to rent, but as a lodger is a much less formal situation than that of a tenant it would seem logical that someone should just need a valid visa for the period they are in the country. That in fact may give them a time limited right to rent? I don't have time to look that up just now. If you have seen their visa you know when they are obliged to leave and so does your tenant, and, let's face it, they are unlikely to have checked that if you hadn't asked.
Peter Fredericks
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Sign Up12:10 PM, 7th May 2022, About 3 years ago
The circumstances you outline indicate that unlawful sub-letting is taking place in breach of the tenancy agreement. You can seek to regularise the position by the additional "tenant" having to make application and go through the usual application process with evidence of residency, identity, Home Office Right to Rent checks, former landlord reference, financial referencing and so on. But when this last happened in one of my properties, the new occupant turned out to be wholly unsuitable and would never have obtained a tenancy in his own right, had he legitimately applied. Also be aware that there is an implication of further fraud here, if the new occupant is paying your tenants for a sub-let room to reduce their rental liability.
You might care to consider whether you should serve Notice on your existing tenants, who should be taking steps any way to get rid of THEIR sub-tenant. The form of notice depends upon the precise circumstances including how much longer the fixed period of the tenancy has to run. Section 21 is usually easiest as it is no fault and there is no burden of proof. Also watch out for any breach of the HMO Regs.
NewYorkie
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Sign Up12:30 PM, 7th May 2022, About 3 years ago
Reply to the comment left by Peter Fredericks at 07/05/2022 - 12:10
Will be difficult to prove 'sub-letting' if they claim he's just a friend staying rent-free. If he's a 'lodger', it is permitted without the landlord's permission.